District 19 · Hougang · OCR
The Florence Residences
Hougang Avenue 2 · Apartment · 99 yrs lease commencing from 2018
Current PSF
$1,875
+21.1% vs district median
Gross yield
3.4%
median rent $3,300/mo
3-year gain
7.0%
Transactions · 5y
761
88 in last 12 months
Nearest MRT
Hougang Mrt Station · 773.864m
NEL
Future MRT
Hougang Mrt Station
CRL · 2030
Vs local HDB
+208% premium
HDB median $608 psf
Area income
$8,500/mo median
residential zone
En-bloc potential23 / 100
8 years old · composite of plot use, age, tenure, value gap & size
Lease decay91 years left
worth 94.8%of freehold today (Bala’s Table) · loses ~3.4pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-4.1%
latest 2 qtrs vs year ago
Sub-sales
42.6%
flip ratio, last 24 months
Price spread
7%
PSF dispersion within project
The neighbourhood
P1 ring
Xinmin Primary School 581m · Phase 2C 1.6× balloted · Montfort Junior School 799m · Phase 2C 0.1× · Holy Innocents' Primary School 918m · Phase 2C 2.4× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Xinmin Secondary School · 640m
Food
Ci Yuan Hawker Centre · 923m - 2 hawker centres within 1km
Green
Poh Huat Rd Pg · 482m - 7 parks within 1km
Mall
Heartland Mall-Kovan · 887m
Health
Hougang Polyclinic (polyclinic) · 435m
Who lives in Hougang
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
227,560
Median age
43 yrs
46% under 40 · getting older
Children 0–9
18,560
▲ 1% since 2015 · future P1 demand
Household size
3.3 avg
Homes
75% HDB
13% condo · 10% landed
Degree holders
29%
residents 15+
Commute
59% transit
21% drive
45 min+ to work
30%
What the record shows
The early buyer’s position
Buyers who bought from the developer in 2021 paid an average of $1,681 psf (260 sales). At today’s $1,875 psf, they are up 12% on paper.
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,853 psf - 6% above units on floors 1–5 ($1,744 psf).
Price trend average PSF by year
2021
$1,681
2022
$1,744
+3.7%
2023
$1,773
+1.7%
2024
$1,774
+0.1%
2025
$1,818
+2.5%
2026
$1,897
+4.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,850/mo | $6.33 | 4.1% | 139 |
| 2BR | $3,400/mo | $5.23 | 3.3% | 189 |
| 3BR | $4,380/mo | $4.61 | 3.0% | 36 |
| 4BR | $6,800/mo | $5.44 | 3.5% | 4 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $3,420,000 | 1,679 | $2,037 | 06-10 |
| Jul 2026 | $1,870,000 | 915 | $2,044 | 11-15 |
| Jul 2026 | $1,280,000 | 667 | $1,918 | 16-20 |
| Jul 2026 | $1,228,000 | 667 | $1,840 | 01-05 |
| Jun 2026 | $3,280,000 | 1,668 | $1,966 | 06-10 |
| Jun 2026 | $2,150,000 | 1,012 | $2,125 | 06-10 |
| Jun 2026 | $2,085,000 | 990 | $2,105 | 11-15 |
| Jun 2026 | $1,938,000 | 980 | $1,979 | 11-15 |
| Jun 2026 | $1,870,000 | 926 | $2,020 | 06-10 |
| Jun 2026 | $1,830,088 | 936 | $1,954 | 01-05 |
HomeRadar AIlive
Ask anything about THE FLORENCE RESIDENCES
Grounded in this project’s data - yield, en-bloc, lease, nearby condos.
Sign in with Google to ask · AI-generated from this page’s data - may be inaccurate. Not financial advice.
More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around The Florence Residences actually sell for - this project trades at 3.1× the nearest block’s PSF.